Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING JUNE 15, 2022 The meeting was called to order at 3:30 p.m. by Chair Fuller in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/88955119737 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-4-2022 Petition by WEST VALLEY CITY to amend the text of the zoning ordinance by reducing the minimum area required for shopping centers in Section 7-7-124 from one acre to three quarters of one acre. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that currently, the ordinance establishes a minimum lot size for a shopping center to be one acre, and this provision was put into place in March of 2017. Steve stated that at that time, the City saw several L- shaped strip malls and wanted to see larger malls with more tenant options. He noted that there had been several discussions at the Council level that one acre may be too large of a minimum requirement and are proposing three-quarters of an acre minimum.  Commissioner McEwen asked what the zoning is on some of the newer projects. He gave an example of one building with large bay doors in the front of each unit leased to several tenants. Commissioner McEwen feels the structure resembles a strip mall. Steve said to be considered a mall, and there needs to be some retail use. He believes the project Commissioner McEwen refers to is an office/warehouse use. However, he needs to follow up on that. Commissioner McEwen asked if the Council had asked how many pieces of land the proposed amendment would affect. Steve said he has two maps, one with both developed and undeveloped land and another with just undeveloped property, that he will add to the Commission’s packets before next week’s meeting. ZONE CHANGE APPLICATIONS Z-9-2022 Petition by SHANE KEYVANI requesting a zone change from A (Agriculture, minimum lot size ½ acre) to RE (Residential Estate). The property is located at 3940 S 5200 W on 10.6 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the subject property is surrounded mainly by single-family homes and a church. He presented the concept plan. Steve pointed out that the proposed project shows several lots that do not meet the width requirement of one hundred feet, which is a requirement of the proposed zone. Steve feels if the lot boundaries are adjusted, it could minimize the number of lots below the required size to four. He explained that those four lots are located at a pinch point where there isn’t enough room to increase the lot size. Therefore, the applicant might request an exception for those four lots. Steve noted that the submitted plans are “comparable,” and staff suggested that they commit to specific plans and the applicant is aware of this needed change. Commissioner McEwen struggles with holding applicants to things such as the materials they can use but not to the plans submitted with a zone change request. Steve explained that the City has a requirement in the code requiring a concept plan to be submitted at this stage. However, the City can’t require engineering at this point, so we ask for a concept plan depicting a general layout of the site. Steve said when the final plans are submitted, they will include engineering, which will likely be different from the concept plan. Commissioner Wood said a previous proposal for the subject property had a concept plan with much larger lots, and they didn’t request as many exceptions. She feels asking for an exception for ten lots is too much to approve and turn over to the Council. Steve explained different possibilities of lot arrangements that would not need as many exceptions, and he will discuss these options with the applicant SUBDIVISION APPLICATIONS SD-3-2022 Petition by JOE SALISBURY, representing DAI Utah is requesting a street dedication for a portion of Decker Lane. The property to be dedicated is part of the H20 development and is located at approximately 2860 South 2050 West. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this request is for a partial dedication of Decker Lane. He noted that while the engineering department was reviewing the site plan for the H2O development, approved earlier this year, they realized a portion of this street was not dedicated. Steve stated that this proposal would dedicate that portion to the City. Steve pointed out that there is an existing curb and gutter along the road; however, there are currently no sidewalks. He needs to confirm if the sidewalks were not added because there was not enough room or if they are planning to install them in the future. Chair Fuller asked if the proposed dedication would affect the development itself. Steve said that the development would not be affected. SA-2-2022 Petition by BROOK HINTZE with Back Development is requesting a plat amendment for a portion of the 4100 Commons Office Condominiums. The purpose for the plat amendment is to adjust certain areas within the building from common to limited common space for ownership purposes and to adjust parking spaces to include limited commons stalls. The property is located at 3725 West 4100 South and is zoned RB (Residential Business). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the Commission had reviewed a proposal last year that was approved. He said the applicant is returning to the Commission to amend the approved plat. Steve presented the site plan and reviewed the common areas that would be adjusted to limited common areas and the proposed parking stalls for those areas. He stated that the applicant would need to record a new plat that reflects the proposed changes. Chair Fuller asked if the proposal would only change the size of the common areas? Steve said yes, that is correct. Chair Fuller wondered if there has been interest from potential tenants. Steve said there had been interest, and one potential tenant is looking for a larger unit, which this proposal would provide. SV-2-2022 Petition by KATHERINE PASKER, representing Northrop Grumman, is requesting a street vacation for a dedicated but unimproved right-of-way located at approximately 7000 West 5400 South. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that in 1932 there was a road dedication, not by plat by word document, that dedicated the private road in question to Salt Lake County. He stated that the applicant proposes to vacate this right-of-way to avoid future issues regarding future development where this street runs through their property. There being no further business, the meeting adjourned at 4:00 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant